Two-Unit Duplex with
For Sale
$275,000
Pending
105-107 Twin Hills Dr, Syracuse, NY 13207
Residential income property with separate utilities, laundry hookups, updated appliances, and a two-car garage.
Property Size2,304 SF
Days on Market129
Property Features for 105-107 Twin Hills Dr
General Information
Standard status
Pending
Size
2,304 SF
Total Parking Spaces
2
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$34,200
Taxes and HOA fees
Annual Taxes
$4,953
Amenities
washer & dryer hookup
enclosed porch
Building Details
Building Size
2,304 SF
Year Built
1925
Stories
2
Units
2
Listing Agency:
Coldwell Banker Prime Prop,Inc
Listed By:
Susan Li · License #30LI0956504
(315) 446-2910
Source:
Elliman
Added: Apr 27
Changed: Aug 31
Last Checked: Sep 1 at 7:01PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Prime Prop,Inc
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each configured with 2 bedrooms and 1 full bath. Separate utilities serve the units, and each includes washer and dryer hookups. The first floor features an enclosed porch and hardwood floors, while the upper level has been freshly painted. New appliances are installed in each unit, and the furnaces and hot water heaters are fairly new and in good working condition. A 2-car garage is also included.
Built in 1925, the property is located at 105-107 Twin Hills Dr in Syracuse, NY 13207. WalkScore is 44, categorized as Car-Dependent; BikeScore is 50, categorized as Bikeable; and TransitScore is 35, categorized as Some Transit.
Built in 1925, the property is located at 105-107 Twin Hills Dr in Syracuse, NY 13207. WalkScore is 44, categorized as Car-Dependent; BikeScore is 50, categorized as Bikeable; and TransitScore is 35, categorized as Some Transit.
Key Highlights
- Two units, each with 2 bedrooms and 1 full bath
- Separate utilities for each unit
- Washer & dryer hookup provided for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,515
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$490,300
$490.3K
Cap Rate 7%
$350,214
$350.2K
Cap Rate 9%
$272,389
$272.4K
Market Conditions
NOI Build-Up for 2,304 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.3K $16.20/SF
− Vacancy
−$2.3K −$1.00/SF
EGI
$35.0K $15.20/SF
− OpEx
−$10.5K −$4.56/SF
NOI
$24.5K $10.64/SF
Area
Syracuse, NY
Vacancy
6.17%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$490,300
Cap Rate 7%
$350,214
Cap Rate 9%
$272,389
Alternative Uses
Best Use
Multifamily LT 5
$350.2K
$306.4K – $408.6K
NOI $24,515 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$310.8K
$271.9K – $362.6K
NOI $21,754 @ 7.0% cap · market cap 7.91%
Theoretical Best
Office A
$400.4K
$350.4K – $467.1K
NOI $28,028 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Explore this area
Business Placement
Demographics for 13207, NY
13,140
Population
5,954
Households
2.2
Avg Household Size
36
Median Age
33%
College-Educated
90%
High-School Grad
3.2 sq mi
ZIP Area
4,106
Density / Sq Mi
$59,495
Median Household Income
$39,082
Median Earnings
$1,111
Median Rent
$110,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Residential income property with separate utilities, laundry hookups, updated appliances, and a two-car garage.
Where is this duplex located?
The property is located at 105-107 Twin Hills Dr Syracuse, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 full bath; Separate utilities for each unit; Washer & dryer hookup provided for each unit
